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Application No.: 08/01180/B Applicant: Ms A Shimmin Proposal: Alterations and extensions Site Address: Westminster Drive Douglas Isle Of Man IM1 4EJ ### Considerations Case Officer : Mr Richard Wilshaw Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee : Drainage Services Manager Notes: No objection Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes: No objection Consultee : Chief Fire Officer Notes: Note received
The application site represents the curtilage of 39 Westminster Drive. The property is an end of terrace dwelling located on the south east side of Westminster Drive.
The site is located within an area identified as Predominantly Residential by the Douglas Local Plan 1998. The site is not within a Conservation Area. Paragraph 8.12.1 of the Isle of Man Strategic Plan states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
There have been no previous planning applications considered relevant to the assessment and determination of this application.
Douglas Corporation have indicated no objection to this planning application. The Department of Transport Highways Division have indicated no objection to this planning application.
The Borough of Douglas Drainage Services Manager has issued a note relating to the drainage layout. The Isle of Man Fire \& Rescue Service Chief Fire Officer has issued a note relating to smoke detection.
We have received no privately written representations in relation to this application.
The application seeks approval for creation of a flat roof extension to the south east elevation comprising of a two storey extension off the existing playroom and 2nd bedroom and a single storey extension which replaces the existing kitchen to create a larger kitchen/diner area with utility room.
In normal circumstances a pitched roof extension would be more desirable. However, a recent site visit concluded that in this instance a pitched roof extension would create issues of overshadowing to the adjoining property and therefore a flat roof extension is acceptable.
The proposed extension would be slightly set back from the existing property and due to the dwellings siting and orientation the proposed extension would only be visible from southern most end of Westminster Drive. Screening to the south east is offered in the form of large trees and bushes running along the dwellings boundary. It is judged that the proposed extension will not have a detrimental impact to the locality and visual amenities of the area.
With regards to overlooking the 1st floor section of the proposed extension does not have any windows overlooking the adjoining property.
It is judged that the proposed extension is in proportion to the existing dwelling and the materials proposed would ensure the extension and alterations will be in-keeping. Overall, the proposed extension and alterations are considered to comply with the provisions of the general policy as set out within Paragraph 8.12.1 of the Isle of Man Strategic plan in that they would not have an adverse impact on the dwelling, the adjacent property or the surrounding area in general.
The notes suggested by the Borough of Douglas Drainage Services Manager and the Isle of Man Fire \& Rescue Service Chief Fire Officer are not material planning considerations and for that reason are not attached to the report, as part of the recommendation.
It is recommended that the application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Douglas Corporation The Department of Transport Highways Division Borough of Douglas Drainage Service Manager \& 9 September 2008 08/01180/B
Accordingly the following are not afforded party status:
The Borough of Douglas-Drainage Services Manager The Isle of Man Fire & Rescue Service Chief Fire Officer
Recommended Decision: Permitted
Date of Recommendation: 09.09.2008
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the creation of an extension to the south east elevation as shown in drawings and information 01 P1, 02 P1, 03 P1 and 04 P2 submitted and date stamped 17th June 2008.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control).
Decision Made: Permitted
Date: ...............................................................................................................................................................
Signed: ...............................................................................................................................................................
M. I. McCauley Director of Planning and Building Control
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